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Home My WebLink About6049 color reducedORDINANCE NO. 6049 AN ORDINANCE OF THE CITY OF AUBURN, WASHINGTON, RELATING TO DOWNTOWN COMMUNITY RENEWAL, FINDING AND DETERMINING THAT DOWNTOWN AUBURN IS BLIGHTED, DESIGNATING A COMMUNITY RENEWAL AREA, AND ADOPTING A COMMUNITY RENEWAL PLAN WHEREAS, the Auburn downtown area has been identified as a subarea within the City of Auburn Comprehensive Plan as evidenced by the City Council's adoption of the Auburn Downtown Plan /Final EIS in May 2001; and WHEREAS, the Auburn downtown, and particularly the area shown in Exhibit "A ", attached, which generally coincides the City of Auburn urban center as approved by King County and the Puget Sound Regional Council, and as evidenced by the Block by Block Analysis of "blight" for certain areas included as part of Exhibit "B ", attached, has experienced substantial decline in the quality of the building stock, a substantial increase in building vacancies, and is also characterized by the presence of vacant underutilized parcels that are difficult to develop due to their size and difficulties in aggregating adjoining parcels under different ownership; and WHEREAS, the Auburn downtown has also seen the decline of property maintenance which has impaired job growth and economic development in the city, which adversely impacts the ability to attract private sector investment, and thereby undermines and limits the tax base; and WHEREAS, the substantial physical dilapidation, deterioration and /or age or obsolescence of buildings, inappropriate uses of land or buildings, unsanitary or unsafe conditions, deterioration of sites, and the existence of conditions that endanger life or property by fire or other causes, all of which exist within the Auburn downtown, are Ordinance No. 6049 Page 1 of 7 collectively conducive to ill health, juvenile delinquency, crime, and substantially impair or arrest the sound growth of the Auburn downtown and its environs, constitute an economic and social liability, and in their present condition are detrimental to the public health, safety, welfare, or morals; and WHEREAS, the current Auburn downtown environment lends itself to residents electing to conduct business elsewhere, in surroundings that are perceived to be safer and more comfortable; and WHEREAS, the City of Auburn Comprehensive Plan as evidenced by the City Council's adoption of the Auburn Downtown Plan /Final EIS in May 2001 (the "Auburn Downtown Plan ") recognizes that blight conflicts with the goal of establishing a high quality pedestrian oriented downtown; and WHEREAS, in recognizing that blight exists in the Auburn downtown, the Auburn Downtown Plan contains goals and policies to address such blight including, by way of example, "Goal 2 To remove or diminish the impact of blighting influences throughout downtown." "Policy 2 -1 Encouraging removal Removal of blighting influences is encouraged." "Policy 2 -2 Public sector investment When private sector investment is not feasible or timely, public sector investments in catalyst projects should be considered. The City shall have the ability to acquire properties to aggregate into larger projects." WHEREAS, the Washington State legislature in its 2002 session amended the State's Urban Renewal Law, renaming it the "Community Renewal Law" and providing additional tools for cities for the revitalization of "Community Renewal Areas" which are Ordinance No. 6049 Page 2 of 7 blighted areas designated as appropriate for "Community Renewal Projects" as set forth in Chapter 35.81 RCW; and WHEREAS, undertakings related to the rehabilitation, redevelopment or combination thereof of blighted areas is necessary and in the interest of the public health, safety, morals and welfare of the residents of the City, and WHEREAS, the Auburn Downtown Plan, together with the "Community Renewal Area Financial Plan" and the "Downtown Project Area Residential Displacement Plan" attached at Exhibit "B ", constitutes an appropriate Community Renewal Plan for the Auburn downtown; and WHEREAS, the Community Renewal Plan contains a sound and adequate financial program for financing renewal projects; and WHEREAS, the Community Renewal Plan contains a feasible plan for making available adequate housing for the residents who may be displaced; and WHEREAS the Community Renewal Plan conforms to the City's Comprehensive Plan; and WHEREAS, the Community Renewal Plan will afford the maximum opportunity, consistent with the needs of the City, for the rehabilitation or redevelopment of the community renewal area by private enterprise; and WHEREAS, the City Council finds that a sound and adequate financial program exists for financing the community renewal projects given funding programs, City partnerships in proposed projects and anticipated private development financing; and WHEREAS, public notice of a Community Renewal Plan public hearing was provided by publication once each week for two consecutive weeks not less than ten Ordinance No. 6049 Page 3of7 and not more than thirty days prior to the public hearing in a newspaper having general circulation in the community renewal area of the municipality; and WHEREAS, mailing of notice of the public hearing was given not less than ten days prior to the date of the public hearing to the persons whose names appear on the county treasurer's tax roll as the owner or reputed owner of the property, at the address shown on the tax roll; and WHEREAS, a public hearing on the proposed Downtown Community Renewal Plan was held by the Auburn City Council on September 18, 2006, at a regular open public meeting, prior to which notice of the public hearing was published in the City's official newspaper and mailed to all affected property owners within the affected area; and WHEREAS, the City Council finds it is in the best interest of the City to designate downtown Auburn as a "Blighted Area ", and adopt a Community Renewal Plan for the Auburn downtown. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN, WASHINGTON, DOES ORDAIN AS FOLLOWS: Section 1. Findings Adopted. The City Council hereby adopts the "WHEREAS" clauses of this ordinance as findings of fact and evidence of blight. Section 2. Designation of Blighted Area. Based on the materials and testimony presented to the City Council, the Block by Block Analysis of Blight included in Exhibit "B ", and the findings set forth in the "WHEREAS" clauses of this ordinance, the downtown area of the City of Auburn as shown on the attached map labeled as Ordinance No. 6049 Page 4of7 Exhibit "A" is hereby found and determined to be and designated as a "blighted area" as defined in RCW 35.81.015(2). Section 3. Renewed Auburn Downtown Appropriate. It is necessary in the public interest of public health, safety, morals and welfare of the residents of the City of Auburn that the Auburn downtown be determined to be an area to be reclaimed and renewed through "redevelopment" and /or "rehabilitation" as defined in RCW 35.81.015 (18) and (19). Section 4. Declaration of Community Renewal Area. The downtown area of the City of Auburn as shown on the attached map labeled as "Exhibit A" is declared to be a "community renewal area" as defined in RCW 35.81.010(5) and the rehabilitation, redevelopment or combination thereof of such area is necessary in the interest of the public health, safety, morals or welfare of the residents of the City of Auburn. Section 5. Adoption of Community Renewal Plan. The Auburn Downtown Plan, together with the "Community Renewal Area Financial Plan" and the "Downtown Project Area Residential Displacement Plan" attached at Exhibit "B ", are approved and adopted as the community renewal plan for the downtown area shown on Exhibit "A" (the "Community Renewal Plan "). The City Council finds that: (i) a feasible plan exists for making available adequate housing for the residents of that area who may be displaced by the community renewal project undertaken pursuant to the Community Renewal Plan; (ii) the Community Renewal Plan conforms to the City's Comprehensive Plan; (iii) the Community Renewal Plan will afford maximum opportunity, consistent with the needs of the City, for the rehabilitation or redevelopment of the community renewal area by private enterprise; (iv) a sound and adequate financial program exists for the financing of the community renewal project undertaken pursuant to the Community Ordinance No. 6049 Page 5 of 7 Renewal Plan; and (v) the community renewal project area described in Exhibit "A" is a blighted area as defined in RCW 35.81.015(2). Further, pursuant to RCW 35.81.050(2)(b), the City elects to have the powers of a community renewal agency exercised by the City Council directly, and pursuant to RCW 35.81.150, the powers described in RCW 35.81.150 shall be exercised by the City of Auburn Mayor's Office, all for the purposes of redressing the blight in the Auburn downtown community renewal area. Section 6. Severabilitv. The provisions of this ordinance are declared to be separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section or portion of this ordinance, or the invalidity of the application thereof to any person or circumstance shall not affect the validity of the remainder of this ordinance, or the validity of its application to other persons or circumstances. Section 7. Ratification. All actions previously taken in accordance with this ordinance are hereby ratified and confirmed. Section 8. Effective Date of Ordinance. This ordinance shall take effect and be in force from and after its passage and five days following its publication as required by law. INTRODUCED: SEP 1 8 2006 SEP 1 8 2006 PASSED: APPROVED: SEP 1 8 2006 OF A URN PE ER B. LEWIS, MAYOR Ordinance No. 6049 Page 6 of 7 ATTEST: DanieIle E. Daskam, City Clerk APPROVED A TO FORM: niel B. Heid, ity Attorney PUBLISHED: O %^-2Z -Zc227 Ordinance No. 6049 Page 7 of 7 t TTTIT UM OE PI 0 _ ME FA �n iiuua0000aa u IMO �aao�oaaagm l =WM x y i IIaUI named ��:'Qii UDUuu1 ODUDODDDDDD M1111i1ii1 (4 EM1MI11111 M111111111 :mu* 35 1S iiimm 1111111 OS OA Narlefl hill a. i 1111111111: 11111ii1i111 Ilan I FM • NMI IIi•I•l11r nnu mM 1111 ui" • Y 11■ ■ t■M =MI 1111U1. I11Ituii• Nor �1111l 11811 MEIN II 1111111111111111111111 IIIIII-flg1IIr ■ mm-11 I II I I * :t:li; A W z a a W z 0 Exhibit B City of Auburn Community Renewal Plan Attachments (Which, together with City of Auburn Comprehensive Plan as evidenced by the City Council's adoption of the Auburn Downtown Plan /Final EIS in May 2001, constitutes the Community Renewal Plan For the Downtown Auburn Community Renewal Area) Prepared in accordance with the Requirements of RCW 35.81 Adopted by Ordinance No. 4Iy? , September /f , 2006 DRAFT September 12, 2006 TABLE OF CONTENTS Topic Page Community Renewal Area Financial Plan 3 Downtown Project Area Residential Displacement Plan 6 Appendix A Block by Block Analysis of Blight COMMUNITY RENEWAL AREA FINANCIAL PLAN Background Auburn historically developed out from a traditional downtown focused along Main Street and the railroad. Until the latter part of the last century, Auburn was a relatively free - standing community separated from the Seattle and Tacoma urban cores by miles of farmland. As such, downtown provided a full range of goods and services to serve local needs. Starting in the 1960's, improved highway connections made a larger regional area accessible for employment, shopping, services and entertainment. Concurrently, downtown Auburn, like many smaller city downtowns, began a long period of decline. Over time, fewer goods and services were available in downtown Auburn, and the larger downtown retailers including JC Penney, eventually closed or relocated. Property owners limited investments in maintenance and construction in property. By the 1990's, downtown had reached its nadir but at the same time the seeds for its rebirth were being sown. The City experienced rapid growth outside of the downtown area, bringing thousands of new households into the area. There has also been some modest improvement downtown. Auburn Regional Medical Center has undergone several expansions making downtown a center for medical excellence. The City partnered with Sound Transit and King County Metro to develop Auburn Station. The City selected the location and partnered in the construction of the parking garage and first floor retail space in the expectation that it would serve as a catalyst for redevelopment. The City also built the Auburn Justice Center at the eastern end of Main Street to anchor that area. At the same time, the private sector began to respond to opportunities presented by downtown. Several new buildings were built and a few others renovated. Today, downtown is on the verge of a renaissance, but the legacy of decades of decline remains. Numerous buildings are in poor condition, functionally obsolete and most are not worthy of rehabilitation. Some buildings that have been damaged by earthquakes and fire remain standing, often in poor condition. Vacant lots abound. A number of occupied buildings contain uses inconsistent with a vibrant downtown. Development density is low and not supportive of the City's "Urban Center" designation. Patterns of property ownership (multiple narrow lots) which date back to the 1920's will not support the needs of new development compatible with Auburn's plans and policies. Site acquisition and assembly is often a critical obstacle. 3 Plan Goals The City intends to use a variety of financial and other incentives to promote the redevelopment of downtown in a manner consistent with: • The Auburn Downtown Plan (May 2001) element of the City Comprehensive Plan • The City Comprehensive Plan (updated annually) • Auburn Downtown Urban Center designation (as approved by King County and the Puget Sound Regional Council) • The City Economic Development Strategies document (2005) • Downtown Design and Code Amendments (pending at time of writing) Plan Financial Strategies 1. The City intends to use its current financial resources (including its nonvoted general obligation debt capacity) to acquire strategically located parcels. These will ultimately be offered for sale on a public competitive basis, sometimes in conjunction with other parcels owned by the City. Under the competitive process, potential developers will be required to demonstrate an ability to bring on -line development compatible with City plans, ordinances and policies including, as an example, the extent to which a project may serve as a catalyst for the revitalization and renewal of the downtown area. Development proposals will, among other items, be evaluated upon total return on the City's expenditureinvestment. investment be Tess than the cost of acquisition. In so doing, the sales price will may take into account such considerations asbe • Projected construction sales tax accruing to the Cityi • Projected property tax accruing to the Cityi • Potential real estate excise taxes earned by the City in connection with the sale of improved propertiesi • Projected sales taxes resulting from retail development and from purchases made by residents of the project within Auburni • Leasehold tax pr-iate revenues; and, • Other factors as may be deemed appropriate. • Potential of the project to serve as a catalyst for addition 2. The City will consider waivers of traffic impact and storm drainage fees. 3. Application of the City's adopted program for a 10 year waiver of property taxes for residential portions of appropriate projects. 4 4. The City will consider the formation of additional local improvement districts in the downtown area to help pay for infrastructure such as street, sidewalk and storm drainage improvements, and utility relocation. 5. The City will apply for State and Federal grants, as available, for economic development and for infrastructure improvements. 6. The City will work cooperatively with other governmental agencies including King County and Sound Transit, to bring financial resources to bear on improvements that will benefit both the City and other entities. 7. If made possible through amendments to existing law, the City may use tax increment financing to encourage improvements within the downtown community renewal area. 5 DOWNTOWN PROJECT AREA RESIDENTIAL DISPLACEMENT PLAN Introduction The Auburn community has a substantial inventory of affordable housing. Its supply of housing that is accessible and affordable to low, moderate and middle- income groups is one of the largest in King County. The City of Auburn supports the improvement of community's existing low income housing supply and during the last three decades has supported the development of its human services infrastructure as well as housing addressing the needs of disadvantaged populations. The City of Auburn does not anticipate that its actions will directly displace residents in the renewal area. It will seek to avoid displacement and explore alternative actions which will limit displacement of residents in those areas designated for revitalization. However, in the event such displacement does occur, the City will utilize its resources to mitigate the adverse effects of displacement. Plan to Minimize Displacement In order to avoid and /or minimize displacement, the City of Auburn will emphasize projects which: • Do not demolish buildings housing low income residents. • Emphasize projects that require no relocation or only temporary relocation. • Attempt to focus revitalization efforts on properties whose use is substantially commercial rather residential. • Encourage the redevelopment of residential properties that are voluntarily sold, not as result of the use of the power of eminent domain. Plan to Assist Displaced Residents For projects where displacement is unavoidable, the City of Auburn will work with local, state and federal agencies and organizations to assist in identifying housing suitable for the relocation of displaced persons. • The programs, services and funding sources of the King County Housing Authority, shall be requested to assist any resident displaced as a result of the project. • The City will collaborate with area human services agencies to identify and facilitate access to existing housing opportunities for residents displaced as a result of revitalization efforts. • The City will seek to identify programs that provide down payment assistance, rent subsidies, or access to existing affordable housing opportunities in the community. • The City will identify and develop a list of public and private multi - family housing complexes that offer affordable housing opportunities within the Auburn community. • The City will collaborate with area realtors to identify housing opportunities suitable for residents in revitalization areas who are being displaced. COM DETA1 LE A. v B 5 N MIN A PARK AVE. 1111111 MINIM ST. NE 4 L ■- lar-P. at WIN 11 13 9 lid SR 18 1� r III mem -� • 1 • • • • • • • • • 4TH ST. SE 11. 1 Block 1 Obsolete single family dwellings in poor condition, with vacant lots and a 39 year old King County Housing Authority apartment building. • Inappropriate uses of land and buildings. • Obsolete plaits and ownership patterns. • Excessive and coverage. W►11 •wer �_ Sj' Block 2 Single family homes in moderate to poor condition. • Older small lot gas station • Inappropriate use of land and buildings. • Obsolete platting and ownership patterns. • Excessive land coverage Block 3 Machinists Union Hall, brick building in good condition. Site underutilized. • Inappropriate use of land • Extensive land coverage. Block 4 Block occupied by older two story office building in fair condition. Two homes converted to commercial uses. Single family home. • Inappropriate use of land or buildings • obsolete platting and ownership pattern • Excessive land coverage. BLOCK 4 BLOCK 4 Block 5 US West Switching station and surface parking occupy western half the block. Older fast food and automobile service facility the east side. Fast food and automobile services are considered incompatible in the CBD and under current zoning. • Inappropriate use of land and buildings. • Excessive land coverage. BLOG.. Block 6 Auburn Station: No blight findings Block 7 The southern half of the block is a vacant lot, after used as a non - conforming parking lot. The City has an offer to purchase the property to promote redevelopment. A small single family home is also located along 2nd Street. The northern half of the block contains a mix of auto and repair and commercial uses in two old, functionally obsolete structures. • Excessive land coverage. • Vacant lots with public nusances of non - permitted parking on gravel. • Obsolete platting and ownership pattern. • Inappropriate uses of land and buildings BLOCK 7 TE KNIGHT BLOCK 7 Block 8 The block is occupied by an older two story office building, several homes in mixed condition, a small commercial building and a parking lot used by the banks located on adjoining blocks. • Inappropriate use of land and buildings. • Obsolete platting or ownership patterns. • Excessive land coverage. BLOCK 8 Block 9 Uses consist of three buildings. From west to East, the "Lincoln" building on the corner is an historically significant structure. It is in fair condition but has a more recent cinderblock warehouse addition that is inconsistent with its location in the downtown. The center "Townhouse" building was severely damaged in a recent earthquake. It has been repaired but remains somewhat underutilized. The Truitt Building on the east corner is new, high quality construction. • Inappropriate use of land and buildings. Block 10 The southern half of the block consists of a newer, single story restaurant building and City owned parking lot. The northern half from west to east, is occupied by a City parking lot, older retail building in a "quonset hut" type structure that has experienced earthquake damage. The center building is a former restaurantlbar that suffered a major fire several years ago and has never been repaired. The eastern building is an older, single story retail structure in current use. • Substantial physical dilapidation, deterioration or obsolescence. • Unsanitary or unsafe conditions. • Dangerous or unhealthful conditions • Inappropriate uses of land or buildings. • Obsolete platting or ownership pattern. • Excessive land coverage. Block 11 Project ACE. Block assembled and cleared for redevelopment project, including a 6 - story hotel and parking garage. Project partially completed. Remaining lot contains a bank which also may be incorporated into the project. If development is completed as planned, no blight findings exist. Block 12 Southern half of the block contains a single story auto repair garage and King County Housing Authority apartment building. Northern half is occupied by City - owned parking lot. • Inappropriate use of and and buildings. • Excessive land coverage. Black 13 City Hall and City Hall Plaza. No blight findings. � r Block 14 The Southern half of the block is occupied by 4 taverns. Two of which are closed and vacant and under City ordinance, cannot be reopened. The remaining two are Currently being acquired by the City for public purposes. The eastern end of the block contains a drive through teller associated with a free standing bank building. The northern portion of the block contains a City owned parking lot, a retail building and a bank • Inappropriate use of and and buildings. • Obsolete platting or ownership pattern. • Excessive land coverage. Block 15 Southern half of the block contains a vacant lumberyard and warehouse adjacent to a City owned parking lot. The northern half has a cinder block warehouse, two apartment buildings in poor condition and a single family home converted to commercial purposes. • Inappropriate uses of land or buildings. • Obsolete platting or ownership pattern. • Excessive land coverage. Block 16 Most of the block contains surface parking Lots used by th City and Auburn Regional Medical Center and the vacant former City court/police building. ARMC has Acquired the lot for expansion of their facilitiesa and shared parking with the City. No blighting influences if development proceeds as planned. 16 Block 17 Most of the block is occupied by an industrial fuel tank farm, offices and storage and trucking operation. There are also a couple of homes converted to com- mercial purposes. • Hazardous soils or substances. • Inappropriate uses of land and buildings. • Obsolete platting or ownership pattern. • Excessive land coveragae. • LJ BLOCK 17 11111111;111P6111110CK 17 Block 18 The block contains a mix of small medical clinics, several residences, one of which is converted to commercial use, a vacant lot and a gravel parking lot currently leased to the City • Inappropriate uses o' land and buldings. • Obsolete platting or ownership pattern. • Excessive land coverage. :1111t1.111112,1- . : Block 19 Single family homes in fair to good condition. Site situated across the street from Sounder Station and zoned for higher density residential development. • Inappropriate use of land or buildings. • Obsolete platting or ownership. • Excessive and coverage. Block 20 Auburn Station, with the exception of a small convenience store located at the northern end off Main Street. The Station is fully consistent with City plans. The following applies to the convenience store. • Inappropriate use of land or building. Block 21 Contains a single story retail store /garden center that was renovated approximately 6 - 7 years ago. • Excessive land coverage. "NW' oww 7 Block 22 Contains a mix of single story retail, warehousing and single family homes in poor condition. • Inappropriate use of land or buildings. • Obsolete platting or ownership patterns. • Excessive land coverage. Block 23 From south to north contains an auto collision repair facility, propane gas sales and an old feed store operation that is being relocated. The propane sales represents a potentially dangerous situation with storage of large amounts of gas on rail tankers within a few blocks of Auburn Regional Medical Center and City Hall. Portions of the old feed store buildings are in poor condition structurally. • Substantial physical delapidation, deterioration or obsolesence. • Dangerous or unhealthful conditions. • Inappropriate use of !and or buildings. • Excessive land coverage. Block 24 Mix of Single family homes, many in poor condition. • Inappropriate use of land or buildings. • Obsolete platting or ownership pattern • Excessive land coverage. Block 25 Mix of industrial uses and single family homes in poor condition. • Inappropriate use of land or buildings • Obsolete patting or ownership pattern • Excessive and coverage. Nari '1"n1461.-- BLOCK 25 Block 26 Mix of single family homes in poor condition and truck /service gas station. • Inappropriate use of land or buildings. • Obsolete platting or ownership pattern. • Excessive land coverage. Block 27 Mix of single family homes in poor condition, vacant Tots, one story automobile related facilites and a restaurant. • Inappropriate use of land or buildings. • Obsolete platting or ownership pattern- • Excessive land coverage. • Obsolete buildings. BLOCK 27 gailiOr-11111=r7::-T1-77 -'1714 Block 28 Mix of commercial uses, including a restaurant, medical clinic, gift shop, a discount grocery and a detached espresso stand. • Excessive land coverage. • Obsolete building. siganummi : Uf • IIPj Jai 10111.11.1.11..M"IMPIEM 111111111111111